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Variance No. 2005-08 July 11, 2005 Page 2 along Main Street and Low Density Residential (LR) on Sycamore Street (Exhibit 1). The project site is a 1.33 acre, rectangular shaped parcel of land that has street frontage on Main, Cubbon and Sycamore Streets. It is developed with a 20,590 square foot grocery store with 69 on-site parking spaces. Surrounding land uses include single-family residences and retail to the north, retail to the east and south, and a school to the west (Exhibit 2). Project Description Northgate Gonzalez Market proposes to install two internally illuminated wall signs for the market to identify them as the new business owners. The proposed Sign A is an 82 square foot internally illuminated logo sign facing Cubbon Street. The logo is a five-inch deep circle with a hat and letters attached to a flat aluminum plate in white. The proposed Sign B is a 120.4 square foot internally illuminated sign facing Main Street. The sign is composed of 30-inch-foot high individual channel letters with a four-foot, six-inch logo in the center. The total length of the sign is 42.16 feet (Exhibits 3, 4 and 5). The applicant is also proposing to remove three non-conforming cabinet signs which face Cubbon Street; a large 224 square foot cabinet sign that identifies the market and two smaller, approximately 50 square foot, ancillary signs which will result in a reduction of the total number of signs on the site and provide a positive impact along Main Street. Analysis of the Issues On March 6, 2000, the City Council established a new zoning designation known as the South Main Street Commercial District (C-SM) in response to concerns about the difficulty to upgrade and revitalize one of the most unique streetscapes in the City. Buildings located on the public sidewalk, small lot sizes and corresponding small buildings created a unique streetscape that speaks of an era when South Main Street was both residential and commercial in character. The City rezoned the properties located on the east and west sides of Main Street, from Walnut Street to Warner Avenue, but excluded those properties located at the corners of maj or intersections to allow development commensurate with other commercial development on arterial streets. Among the standards created for the C-SM zoning district were sign regulations that apply exclusively to this district. The standards were intended to encourage the development of unique signage options emphasizing flexible design concepts utilizing a variety of sign types, 31A-3